3825 Lavista Rd Unit Y3 · Tucker, GA 30084

$229,900

3 bd · 2.0 ba · 1,581 sqft · Condo public records · 17 Days on market

Built 1970 $145/sqft · at area comps Est $228k · at est. $586/mo HOA · 22% of rent

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +12.8/30.0
• ARV discount +7.2/15.0
• 1% rule +6.4/10.0
• DSCR +3.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious and thoughtfully updated condo offering nearly 1,600 square feet in a quiet, established swim and tennis community. Located on the second floor, this inviting home features hardwood floors throughout, a cozy gas-log fireplace, crown molding, and a separate dining area perfect for everyday living or gatherings. Two French doors open to a bright sunroom with walls of windows — an ideal spot for morning coffee, a play area, or home office space. The flexible floor plan includes three bedrooms, including a large primary suite with an updated private bath, plus two additional bedrooms that can also serve as a den or workspace. The kitchen features freshly painted white cabinets, u

Key facts

• Flexible floor plan
• Gas-log fireplace
• Crown molding

Tags

• HARDWOOD FLOORS
• GAS-LOG FIREPLACE
• CROWN MOLDING
• SEPARATE DINING AREA
• BRIGHT SUNROOM
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• Other: Condominium ownership
• HOA & community: Monthly association fee; Community of 104 units; Community amenities include pool, tennis courts, playground; located near shopping; homeowners association

Exterior

• Parking: One parking space in a parking lot (unassigned; see remarks)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Sewer and water available
• Home design: One-level condominium; Brick exterior; Shingle roof; Brick/mortar foundation
• Construction: Brick construction
• Exterior features: Enclosed patio/porch; Rear stairs; Fenced pool on property; Asphalt roads and city street frontage

Interior

• Kitchen: White cabinets; Laminate countertops; Walk-in pantry; Electric oven and electric range; Range hood; Dishwasher; Disposal
• Bedrooms: Three main-level bedrooms
• Flooring: Ceramic tile; Hardwood; Laminate
• Bathrooms: Two full bathrooms; master bath with tub/shower combo; Two main-level bathrooms
• Heating & cooling: Central heating (forced air) with natural gas; Central air conditioning; Ceiling fans; Gas heating/cooling components
• Interior features: One fireplace in the living room; Bay windows with window treatments; Other interior features
• Laundry & utility: Laundry room with washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $230k.

Deal economics

• At list price, monthly cash flow is $-20 ($-244/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.6% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $226k (1.6% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.4% in Tucker — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dekalb County (suburban): math 19% / reading 28% proficiency, ranked #125 of 174 in GA (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Briarlake Elementary School (math 42% / reading 47%, grade F, #336 of 1,228 statewide, top 29%, 378 students, 26% FRL) — zoned schools average 26% FRL vs 68% district-wide (42 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 44% at this address vs 24% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Dekalb County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-0.8%/yr); 222 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,240 units permitted in DeKalb County in 2024 (385 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• DeKalb County population projected at +28% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $172k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,308 (1.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 7.3

CMA / ARV

• ARV (median comp): $228,230
• List price: $229,900
• Delta: 0.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.29×
• Total profit: $-45,900
• Equity at exit: $34,279

10-year hold

• IRR: -28.7%
• Equity multiple: -0.09×
• Total profit: $-69,976
• Equity at exit: $19,878

Cash invested: $64,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30084

• Rents YoY: -0.8%
• Active inventory: 222
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,628 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$209 /mo · $2,513/yr
• Insurance: −$96
• HOA: −$586
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-20

Break-even live

Break-even rent $2,654

Max offer price $226,308

Occupancy floor 96%

Sensitivity live

Price	-10% $110	-5% $45	+0% $-20	+5% $-85	+10% $-150
Rent	-10% $-228	-5% $-124	+0% $-20	+5% $83	+10% $187
Rate	-1.0pp $95	-0.5pp $38	base $-20	+0.5pp $-80	+1.0pp $-141

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 Rue de Montreal Tucker, GA	3.0	2.5	1986	$2,695	$1.36	44d	1	0.54mi
2037 Weems Rd Tucker, GA	1.0–3.0	1.0–2.5	1195	$2,685	$2.25	0d	26	0.56mi
2200 Ranchwood Dr NE Atlanta, GA	3.0	2.0	1476	$1,976	$1.34	23d	1	0.62mi
2200 Parklake Dr NE Atlanta, GA	1.0–3.0	1.0–2.0	986	$2,001	$2.03	0d	30	0.82mi
3421 Northlake Pkwy NE Atlanta, GA	1.0–2.0	1.0–2.0	1017	$2,078	$2.04	0d	32	0.90mi
2190 Northlake Pkwy Tucker, GA	3.0	1.0–2.0	983	$2,459	$2.50	13d	22	0.95mi
3524 Mount Blue Ave Tucker, GA	4.0	3.0	2194	$3,295	$1.50	16d	1	1.13mi
3524 Mount Blue Ave Tucker, GA	4.0	3.5	2194	$2,895	$1.32	0d	1	1.13mi
2038 S Akin Dr NE Atlanta, GA	3.0	2.0	1578	$3,500	$2.22	44d	1	1.33mi
2852 Talisman Ct NE Atlanta, GA	4.0	3.0	1687	$2,950	$1.75	3d	1	1.35mi
2418 Brookdale Dr NE Atlanta, GA	4.0	3.0	1422	$5,000	$3.52	44d	1	1.48mi

HOA detail condo

• Monthly dues: $586 · $7,032/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-18
   historical Active Under Contract 1609-char remark
2. 2026-05-05
   listed $229,900 Active 1609-char remark
3. 2026-05-01
   historical
4. 2026-02-23
   price $234,900
5. 2026-01-05
   status Back On Market
6. 2026-01-03
   historical
7. 2025-09-08
   listed $244,900 Price Change
8. 2006-01-13
   soldstatus $172,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,513 · $209/mo
• Projected year-2 tax: $2,513 · $209/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,542
• − Mortgage interest: −$12,878
• − Property taxes: −$2,513
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − HOA: −$7,032
• − Depreciation: −$6,688
• Taxable loss: −$3,765
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $660/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Dekalb County
• NCES district ID: 1301740
• Math proficiency: 19% ▼ -12.00%
• Reading proficiency: 28% ▼ -7.00%
• Median HH income: $51,448
• Composite: 20.92/100
• National rank: #8482
• State rank: #125 of 174 in GA

Livability — Tucker

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Tucker, GA
• County: Dekalb County · 782,738 people
• City population: 38,242
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,242
• Household income: $81,304
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1743.0

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 839,977 people
• By 2030: 891,768 · +6.2%
• By 2040: 988,894 · +17.7%
• By 2050: 1,074,583 · +27.9%
• By 2075: 1,245,026 · +48.2%
• By 2100: 1,303,135 · +55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 33% Black 26% Hispanic / Latino 22% Asian 15% Two or more races 10%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1% Dominican 2%
• Common ancestry: Italian 3% Slovak 2% Serbian 2%
• Foreign-born: 32% · Canada, Philippines, China
• Languages at home: 61% English-only · Spanish 18% Other Indo-European 6% Vietnamese 3%

Political lean MEDSL · DeKalb

• 2024 margin: Solid D (+64.8) · D 81.9% · R 17.1% · Other 1.0%
• 2008→2024 swing: +6.1pp toward D · 2008: 58.6pp · 2024: 64.8pp
• All cycles: 2024: D+64.8 2020: D+67.4 2016: D+64.8 2012: D+56.8 2008: D+58.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -271.15%
• Current HPI: 254.5784
• Rent YoY: ▼ -0.80%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+33.7% since first listed

9 events — show timeline

• 2026-05-25 Pending — FMLS
• 2026-05-18 Contingent — FMLS
• 2026-05-05 Listed $229,900 FMLS
• 2026-05-01 Listing Removed — GAMLS
• 2026-02-23 Price Changed $234,900 GAMLS
• 2026-01-05 Relisted — GAMLS
• 2026-01-03 Listing Removed — GAMLS
• 2025-09-08 Listed $244,900 GAMLS
• 2006-01-13 Sold (Public Records) $172,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,513 · +2.9% YoY. Source: county tax records.